Project Tour

HDB Reviews Bendemeer Light Review: Conveniently Close To 2 MRT Stations + Amazing Views But Noisy

  • July 19, 2022
  • 31 min read
Bendemeer Light 47 blocks

Reviewed by Sean on July 18, 2022

What we like
  • Close to two MRT stations on different lines
  • Good unblocked views
  • Convenience to amenities
  • Lots of bus options
What we don't like
  • Noisy due to neighbouring roads and a major junction
  • Limited unit types (3 and 4-rooms only)
  • Corridors do not have a lot of space
  • Lack of full shelter to the bus stop or MRT
  • No link bridge at the carpark
Project: Bendemeer Light
HDB Town Kallang/Whampoa
Address: 10A-C Bendemeer Road
Lease Start Date: 2017
No. of Units: 624

Bendemeer Light was launched in the 2012 May BTO exercise alongside 5 other projects – Two in Punggol, one in Choa Chu Kang, one in Sengkang, and another in the Kallang/Whampoa estate (same as Bendemeer Light).

No prizes for guessing which estate was the most popular.

Prices of both the 3 and 4-room flats were going at around $360,000 and $525,000 respectively, making it relatively costly for a BTO, but it certainly didn’t stop people from applying anyway.

In fact, some may have considered this to be quite affordable as evident by a disgruntled buyer who paid more for the DBSS next door – City View @ Boon Keng:

“… what dismayed us was that new BTO flats, Bendemeer Light, which are far cheaper than our DBSS flat, will be built just beside our block. While these new BTO flats will have a smaller floor area than our flat’s, they will not have planter areas, very large balconies and bay windows – features found in DBSS flats that are often considered undesirable by the owners. Moreover, the new flats will block the view of the city from our home. It is hardly fair that we paid so much for our DBSS flat, partly because of the good view, only to have it obstructed.” – Ms. Phoebe Huang (Letter written into The Straits Times forum in 2012).

She’s definitely got the view obstructed part right as Bendemeer Light boasts one of the best city views you can get in Singapore due to its unblocked view towards the CBD and the sea. The fact that it faces the conserved shophouses also secures its view, and units go all the way up to the 40th floor!

It’s no surprise then that 4-room flats are going for around $900,000 – some of the highest in Singapore. For this price, you could get almost any other 4-room flat in Singapore, so would this development still be worth considering?

Read on to find out more in our usual HDB insider tour!

Bendemeer Light Insider Tour

Bendemeer Light facade

Getting to Bendemeer Light was quite straightforward given it is in a centrally-located place, making it really convenient to reach. Upon arrival though, it’s clear that this is probably one of the most urban developments I’ve visited.

Bendemeer Light amenities

Making my way to the development, I found myself walking along the really busy Bendemeer Road. This isn’t the first ‘urban’ development I’ve been to – The Pinnacle @ Duxton takes the cake for being the most “central” of all HDBs, yet it’s surprisingly quiet and charming. The area around Bendemeer just felt really stifling due to the traffic that seems to really pile on here quite often. It could be due to the really hot weather in recent months too, so this feeling may vary too.

Bendemeer Light Bendemeer Road
Bendemeer Light aft Kempas Road

I suppose this is the consequence of living in this area. While there are plenty of shophouses around that add to the charm and don’t “tower” over you, the lack of immediate parks/greenery, or perhaps the Business-zoned next door somehow doesn’t make it feel as homely a place. You usually can’t get both in one place anyway. It’s either convenient but busy and vibrant, or quiet and peaceful, but less convenient.

Bendemeer Light driveway entrance

Moreover, the plot on the southeast side is utilised by a lot of large vehicles like buses and lorries which likely service the business plot next door along Jalan Lembah Kallang.

But I digress – residents living here are likely rolling their eyes as they read this due to the many other positive attributes of the place, such as the extreme convenience and unblocked views. It’s just an observation I’ve made visiting several HDBs where some feel more residential than others, but everyone has their own take!

Upon arrival, you’re greeted by the development sign that has a nice grey and white finish, similar to the overall design of the development.

Bendemeer Light signage

This isn’t the only entrance into the development though. The second one is located on the north side along Kempas Road which is actually a service road that runs alongside an older public housing block.

Bendemeer Light development entrance driveway

Heading further in, you’ll find Bendemeer Light’s one and only drop-off point:

Bendemeer Light sheltered drop off point

The drop-off isn’t particularly big, fitting just one car at a time. Since there are just three blocks though, this one drop-off is within convenient reach to all three. However, you may have to wait for other passengers to alight at peak hours during heavy rain.

Bendemeer Light sheltered drop off point

Up close, you’ll see a bench here and one along the sheltered walkway which connects you to all the blocks, so residents would never have to go under the rain or shine within the development (especially important in today’s weather).

Bendemeer Light sheltered seating

Right opposite the drop-off point is the multi-storey car park (MSCP) which is connected via a sheltered walkway:

Bendemeer Light sheltered drop off

The exterior is rather pleasant – likely because it’s still quite new and clean. You’ll also notice some planters located on a grey box protruding out. I really like this style as It looks very modern and in line with the overall theme of the development, but I do wish that more greenery is used here especially since lower floor units face it directly.

Bendemeer Light multistorey car park

Having more greenery not only makes an eyesore of a multi-storey car park look more pleasant, but it could also help dampen some of the noise pollution and provide more privacy.

Bendemeer Light multistorey car park entrance

The good news is that only a handful of stacks directly face the car park – those located at block 10A on the lower floor.

Bendemeer Light sheltered walkway

Bendemeer Light has a total of 7 floors in its MSCP with 558 lots in total – this makes it almost a 1-1 ratio with 624 units here. A quick check on the availability of lots also shows that there are 243 season parking tickets available in July, and 399 in August. I reckon that with such a central location, owning a car may not be as necessary as in a Punggol HDB that’s 15 minutes away from the MRT.

HDB Season Parking Bendemeer Light

Inside, you’ll find the car park to be sufficiently bright and spacious. Since this is a multi-storey one, you’ll need to go around and around again to get on the upper decks. It’s not too convenient since first-floor parking is full most of the time, so I definitely would prefer the spiral design that lets you quickly reach the upper decks instead.

Bendemeer Light car park

This brings me to my next point – there are no link bridges on the upper floors. Residents who park any higher than level two will always need to take the lift down and walk to their block to get home.

Bendemeer Light multistorey car park entrance

This is a mild inconvenience, one of those things you probably get used to but if you have experienced having a direct connection to your block before, you’d probably find it harder to accept. In essence, having a link bridge is like parking on level one – you can “walk to your block directly” without any extra steps. Seems trivial, but since several HDBs (and some aren’t even as expensive as this!) offer it, this could be part of your considerations if you drive.

Like most new HDBs, Bendemeer Light has a car park rooftop garden located above the 8th floor.

Bendemeer Light top view

Coming out, you’ll immediately see that the rooftop garden is quite decently landscaped here. On my left, you’ll notice this community garden plot – and it’s quite a big one too!

BendemeerLight rooftop garden

It’s a great idea to put the community garden atop the car park rooftop – this increases visibility to inner-facing residents from blocks around, and it also takes advantage of vertical space considering the small plot that Bendemeer Light sits on.

Bendemeer Light rooftop garden

For those looking at outdoor spaces to gather with friends or family, you can utilise the sheltered space found in the centre of the rooftop garden. There’s just one table and two benches here, fitting a total of 4-6 people.

Bendemeer Light rooftop garden sheltered seating

I also like how the design is congruent with the development style – good attention to detail here.

Bendemeer Light rooftop garden sheltered seating

You’ll also find numerous bench seating scattered around too. I’d reckon people wouldn’t be sitting here in the day though, it’s hot out here!

Bendemeer Light rooftop garden seating

One problem you’d immediately notice is that the surrounding blocks are close to the rooftop garden. This could be an issue for those who value privacy – if so, perhaps getting a much higher floor could be important. Otherwise, a development with an unblocked facing on a low floor helps too.

Bendemeer Light units

Not all inner-facing stacks are affected by this though. Here, you’ll see that the service yards face the MSCP rooftop garden.

Bendemeer Light units

There are also open spaces here that people can use for activities. It’s common to find activities like Tai Chi being done in public spaces, and considering there’s a lack of an open area or park nearby, having this could prove to be useful.

Bendemeer Light rooftop garden seating

Now that we’re done with the rooftop garden, let’s head down to see what the facilities are like!

Given that the development has only 624 units and sits on a small plot of land, it’s unsurprising that there’s just one facility area here – and it’s found in the centre of the development between blocks 10B and 10C.

Bendemeer Light top view facilities

Here, you’ll find two playgrounds and an adult/elderly fitness area.

The first playground is a little unorthodox. For some reason, I believe that the theme was deliberately chosen to match the colours of the development. It is quite a muted look, certainly not a playground that screams fun.

Bendemeer Light playground

This reminds me of the same muted playground at SkyTerrace@Dawson. I doubt it matters much, as I still see kids enjoying it as much as any other playground so this is a non-issue.

Regardless, I do like that it allows kids to have a very active play here. It has a wall climbing feature, a pole to slide down, a tube to climb through, a rope bridge for balancing, a ladder you can climb, and a slide you can… slide down from. Sounds like a lot packed into a small area!

Bendemeer Light playground

Next to it is the second playground – much better in terms of what I’d imagine a playground would look like. From the side, you’ll see that it’s in the form of a bulldozer!

Bendemeer Light playground

This one is slightly smaller and is probably more suitable for younger kids. There are also several spring riders to the right for toddlers.

Bendemeer Light playground

Parents looking out for their children would be pleased to see a nearby shelter that you can rest in. The best part is that it’s fully sheltered, so it will provide full coverage from the sun.

Bendemeer Light outdoor sheltered seating

Right next to the playground is the Adult Fitness Stations. Some of the equipment here is just meant to improve mobility, while others are strength training. Overall, I’d say that this fitness area is pretty standard – nothing impressive in terms of the range of equipment.

Bendemeer Light fitness station

On the opposite end, you’ll find the Elderly Fitness Stations. I’m honestly not sure what the difference is here. The equipment looks the same!

Bendemeer Light fitness station

The only clue that this is for the elderly is the small foot reflexology on the side:

Bendemeer Light reflexology path

There’s also a very small shelter here that’s fully sheltered. It does look a little awkwardly placed given how narrow the width is.

Bendemeer Light outdoor sheltered seating

Overall, the facilities on offer at Bendemeer Light are nothing to shout about. The playground is decent, but the fitness stations are lacklustre. The landscaping around is also just average, so the place as a whole is just about acceptable.

Maybe this should be called “Bendemeer Lite” (haha).

Jokes aside, these facilities are really more than enough for the 624 units here, so residents shouldn’t find it to be congested during peak periods.

The last facility is the Precinct Pavilion which is conveniently located just next to the drop-off point that allows guests to easily find the space.

Bendemeer Light precinct pavilion walkway

Over here, you’ll find that there are numerous fans around as well as some bench seating on the side. There are two structural columns on the left side that make the space less configurable, but it’s not a big deal since the space as a whole is pretty decent.

Bendemeer Light precinct pavilion

Do note that due to the proximity of the blocks around, residents on the lower floors can expect some noise during events.

Bendemeer Light precinct pavilion

Now that we’re done with the facilities at Bendemeer Light, let’s head into the blocks to check out the common corridors!

Bendemeer Light void deck seating

Considering the small plot, there really isn’t much of a “void deck” here. There are some open and void spaces with bench seating, and that’s about it.

Bendemeer Light letterbox

Heading in, you’ll come to the lift lobby which is served by four lifts. Given that Bendemeer Light goes up to 40 storeys, lifts here operate so that two lifts go up to the 21st storey only, while another two go beyond that. This helps to reduce wait times.

Bendemeer Light lift

Coming out of the lift, you’ll find that the common corridor here is a little narrow. While it’s not as narrow as some of the DBSS I’ve seen, it certainly isn’t as wide as some of the other new HDBs that I’ve toured either.

Bendemeer Light corridor

Depending on the block you’re in, there are either 5 or 6 units per floor. None of the units face each other directly, so gates won’t crash with one another as a result of the narrow width, but I think you can agree with me that this isn’t as ideal.

Bendemeer Light unit entrance

With a narrow corridor, the space in front of the unit becomes very important. Corridor space is not meant for private items – this could get in the way of passage during an emergency so it’s important to keep the area clear. In Bendemeer Light’s case, the space afforded at the porch of the unit isn’t big either, so if having a shoe rack or space outside the unit to put things is important to you, then you might want to take note of this.

Bendemeer Light flooring
Bendemeer Light unit entrance

From here, you’ll also notice that some units in Bendemeer Light would have their service yard facing the common corridor, reducing privacy for these units.

Bendemeer Light corridor

It’s also at the common corridor where you’ll see the spectacular city (and some sea) view that residents get treated to each day:

Bendemeer Light city top view

There’s also no shortage of city views around:

Bendemeer Light city top view
Bendemeer Light top view buildings

This is probably one of the main highlights of staying at Bendemeer Light – aside from the convenience of living here which we’ll get to next!

Bendemeer Light Location Review

You’ve probably noticed that Bendemeer Light has no amenities – commercial outlets or a childcare centre that can be found in some HDBs. Given the small plot and central location, having such amenities would have been great but not as necessary as some more inaccessible plots.

In terms of food, Bendemeer Market & Food Centre (hawker) is just an 8-minute walk away. This puts residents within convenient reach of a ton of local fares. That is also the site of Bendemeer Shopping Mall (similar to shops below HDBs).

The River Vista @ Kallang Amenities

There’s also an NTUC FairPrice next to it, so residents are also within sort of convenient reach of a major supermarket.

Bendemeer Light NTUC

On the southwest side, residents can visit the numerous conserved shophouses along Serangoon Road and Jalan Besar. There are also a ton of eateries in the Tyrwhitt Road vicinity, including the well-known Chye Seng Huat Hardware.

Bendemeer Light city top view

Residents looking for a more traditional shopping experience can also head to City Square Mall. It’s about an 11-minute walk away or 8 minutes by bus. There’s also the Aperia Mall which is a 13-minute walk away. It’s not quite the shortest in terms of walking time, but the fact that a major shopping mall can be reached within this timeframe is pretty good compared to other HDBs I’ve reviewed!

It’s for all of these reasons that explains why Bendemeer Light is such a convenient place to live in.

Families with young children would be happy to find several childcare centres nearby too. A quick check on the two closest childcare centres shows that there is some vacancy “within 1 year”, so enrolment here isn’t as bad as some of the Punggol HDBs that I’ve recently reviewed such as Matilda Sundeck where none have vacancies within 1 year (it does say a lot about the profile of residents staying there).

Bendemeer Light Preschool

Those looking out to be close to nature would be glad to know that the Kallang River is relatively nearby. It is around a 10-minute walk, and once you reach there, you’ll also find yourself along the Whampoa Park Connector.

Bendemeer Light Park Connector

From there, residents can head north towards Ang Mo Kio or North-East towards Punggol. The downside is that the path towards the Park Connector isn’t wide which can be a concern when riding with kids. Those looking to live closer to the Park Connector can consider The River Vista @ Kallang. That development does feel a lot more residential since the surrounding area is less congested with traffic.

The River Vista @ Kallang Park Connector

Those who enjoy swimming will also be glad to know that the Jalan Besar Swimming Complex is nearby too. Residents can reach the swimming complex in just 9 minutes!

Needless to say, Bendemeer Light brings a huge amount of convenience in terms of amenities to its residents and is probably one of the strongest highlights of this HDB development.

Public Transport

Bus stationBuses ServicedDistance From HDB (& Est. Walking Time)
‘AFT KEMPAS RD (07249)’67, 141, 14550m (1 min walk)
‘BEF LAVENDER ST (60099)’13, 21, 21A, 23, 64, 65, 125, 130, 133, 139, 147 147A, 857, 857B50m (1 min walk)
‘BLK 7 (60191)’31, 140, 985150m (3 min walk)
‘KWONG WAI SHIU HOSP (60101)’13, 23, 64, 65, 125, 133, 147, 857, NR6400m (6 min walk)


Closest MRT: Bendemeer MRT (5-min walk) and Boon Keng MRT (6-min walk).

Bendemeer Light is within a 5-minute walk to two MRTs, making it very convenient. They’re also situated on different lines – North-East and Downtown, making this HDB development a lot more connected than others I’ve reviewed.

Do note that the walk to the MRT is not completely sheltered though. For Bendemeer MRT, you’ll have to cut through this empty plot of land that wouldn’t be too kind to you during wet weather.

Bendemeer Light pathway

The path to Boon Keng MRT is also not fully-sheltered although you can get away with it if you cut through some buildings.

Bendemeer Light Boon Keng train station

Those looking to reach Raffles Place MRT may find it a little more complicated since it’s not quite along the East-West line. You could take the Downtown Line direct to Telok Ayer station and then walk the rest of the journey since it’s nearby anyway – this should take only 26 minutes including the walk to the MRT.

In terms of buses, the immediate bus stop opposite Bendemeer Light’s MSCP has lots of buses plying through. Here’s what the routes look like:

Bendemeer Light Bus Routes

As you can see, residents would have convenient access to the south, northeast, and east. You’ll notice that buses to the west side are lacking here. The good news is that the bus stop along Lavender Street on the southwest side passes through Bukit Timah to Choa Chu Kang.

Bendemeer Light aft Kempas Road

There aren’t a lot of options, but if you’re travelling to the west frequently, perhaps Bendemeer Light isn’t quite suited for you.

Bendemeer Light Bus Routes

Private Transport

Key DestinationsDistance From HDB (& Est. Peak Hour Drive Time)
Raffles Place4.8 km (9 mins drive)
Orchard Road4.7 km (9 mins drive)
Suntec City3.8 km (7 mins drive)
Changi Airport19.7 km (28 mins drive)
Tuas Port39.6 km (54 mins drive)
Paya Lebar Quarter4.3 km (8 mins drive)
Mediapolis12.6 km (17 mins drive)
Mapletree Business City11.8 km (20 mins drive)
Tuas Checkpoint36 km (47 mins drive)
Woodlands Checkpoint22.8 km (32 mins)
Harbourfront Cluster10.9 km (17 mins)
Punggol Cluster12.3 km (24 mins)
Source: OneMap. Based on driving times during peak hours.

Immediate road exit:
Bendemeer Road


Summary:
Drivers here can easily hop onto the PIE or CTE from here given it’s just a few minutes’ drive away. This allows quick access to all parts of the island. And given how central it’s located, getting to either end would not take very long.

Groceries

Name of Grocery ShopDistance from HDB (& Est Time)
NTUC FairPrice30 Bendemeer Road, 8-min walk

Schools

Educational TierNumber of Institutes
Preschool3
Primary School (Within 1KM)2
Secondary School3
Junior College1
Other Tertiary Institutes
SchoolsTime
My World Preschool90 m (2 mins walk)
Star Learners @ Boon Keng330 m (3 mins walk)
Caleum Junior @ Bendemeer270 m (3 mins walk)
Hong Wen School1 km (12 mins walk)
Bendemeer Primary School1.3 km (15 mins walk)
Northlight School700 m (8 mins walk)
Bendemeer Secondary School1.3 km (16 mins walk)
St. Andrew’s Secondary School2.3 km (16 mins via bus)
St. Andrew’s Junior College2.8 km (23 mins via bus)

Do note that Farrer Park Primary is only within 1KM of blocks 10A and 10B.

Bendemeer Light Development Site Review

Bendemeer Light Site Plan

Bendemeer Light is made up of 3 towering blocks that go up to 40 storeys high, comprising 624 units with a mix of 3 and 4-room flats. The development sports an overall grey and white theme which is a modern look that’s pretty safe.

Bendemeer Light blocks

As the name suggests, Bendemeer Light is inspired by the beacon-like structures found at the top of each block here which are lit when night falls.

The development was completed in 2016, has a lease start year of 2017, and reached its first MOP in 2021.

Bendemeer Light facade

While Bendemeer Light towers over you, there aren’t many tall buildings around. In fact, the only tall development is City View @ Boon Keng. On the southwest side are conserved shophouses, while on the northwest side are existing public housing that is low-rise. As such, even though the plot is small, I did not get the claustrophobic feeling here.

Bendemeer Light blocks

If you look closely at the units, you’ll notice that the windows are primarily 3/4 in height in the living room and half-height in the bedrooms. This provides some privacy to the sleeping quarters while providing ample sunlight into the living/dining areas of the home. Full-height windows can also restrict the placement of your furniture along the walls since they wouldn’t look as good, so there are some benefits to half-height windows here.

Bendemeer Light inner facing units

Unit Mix

Block NumberNo. of Storeys3 Room4 RoomTotal
10A34/4071149220
10B34/4070114184
10C34/4071149220
Total212412624

Bendemeer Light Stack Analysis

Bendemeer Light Best Stacks

The best stacks go to the south-facing units. Residents with such a view will be able to admire the low-rise conserved shophouses, the CBD as well as the sea view – especially those on the higher floors. Here’s what it looks like:

Bendemeer Light city top view

Do bear in mind that those staying close to the major road junction below can expect to hear more noise. And given this is a very urban area, you can expect ambient city background noises throughout the day, especially since there are no tall buildings around to block the sounds.

Bendemeer Light city top view

Towards the north side, residents can also get pretty decent views of the city – provided they are on a higher floor:

Bendemeer Light top view city

Do note that Kempas Residence (est. TOP in 2024) is coming up and is 37 storeys high, so this would further impede the views towards the north:

Bendemeer Light top view city

Those looking to purchase the inner-facing stacks should know that the distance isn’t very respectable – just about 26-27 metres in some cases.

Bendemeer Light top view

Bendemeer Light Layout Analysis

3-Room (68 sqm)

Bendemeer Light 3 Room Flat Layout
Pros:Cons:
Master bedroom can fit a king-sized bedNot a lot of countertop space
No wasted bedroom walkwayLiving room wall is quite short – placement of a large TV could be difficult
Good service yard layout allows for both washer and dryer to be put on both sidesProtruding column between bedrooms hence walls could not be hacked fully
With a king-sized bed, there’s not much room for a 2nd bedside table
The main door opens straight to the living room, reducing privacy
Bendemeer Light 3-room flat pros and cons

4-Room (93 sqm)

Bendemeer Light 4 Room Flat Layout 1
Bendemeer Light 4 Room Flat Layout 2
Pros:Cons:
At 93 Sqm, the unit size is spacious for a 4-room flat in a central location.Protruding column between bedrooms hence walls could not be hacked fully
Spacious master bedroom – can fit a king-sized bed with two side tables and a wardrobeThe main door opens straight to the living/dining area, lacks privacy.
Decent sized bedrooms
Good service yard layout allows for both washer and dryer to be put on both sides
Household shelter is in a good spot in the corner of the home
Bendemeer Light 4-room flat pros and cons

Bendemeer Light Price Review

ProjectLease Start Year3 Room4 Room5 Room
101 – 107 Towner Rd1984$463,500 ($582 psf)$680,000 ($607 psf)$848,000 ($563 psf)
22, 24-43 Bendemeer Rd1974$512,500 ($541 psf)
4 – 6 Boon Keng Rd1996$690,000 ($596 psf)$935,000 ($689 psf)
Bendemeer Light2017$675,000 ($922 psf)$903,000 ($902 psf)
City View @ Boon Keng (DBSS)2011$616,000 ($824 psf)$863,000 ($844 psf)$1,116,000 ($937 psf)
McNair Towers2017$692,500 ($946 psf)$898,000 ($897 psf)
Towner Heights2004$738,000 ($722 psf)$815,000 ($688 psf)
Source: HDB. Median prices from Jan 22 – Jul 22 (incomplete).

The immediate area around Bendemeer Light has quite a few options in terms of the age of the HDB. However, I wouldn’t say that flats in the area are “affordable” given that even the old HDBs at 23-24 Bendemeer Road is still over $500,000 for a 4-room flat.

Bendemeer Light top view city

One way to tell if an area is in high demand is to look at how prices of really old flats have changed. I would expect places with low demand to stagnate if the flat is really old since the effect of depreciation should erode inflationary effects in the real estate market.

However, you’ll see that the HDBs with a lease start date of 1974 have increased a fair bit in the past year. Mind you, these flats have just 51 years left on their lease!

Bendemeer Area HDB Old Flats

Flats in the 07 to 09 storey range were trading at mid $400K in 2020 and 2021, only to find themselves surpassing the $500K mark this year. While the low volume isn’t a good indication of demand, I think it’s fair to say that if people are willing to pay 10% over last year’s prices for a flat with just around 50 years left, there has to be some meaning to the demand.

It’s no surprise then to see Bendemeer Light is the most expensive on the list given it’s one of the newest in the vicinity. Currently, its 4-room flats are in the $900K range while the 3-room flats are reaching almost $700K.

The highest price recorded so far at Bendemeer Light was $1,000,000 – and this is for a flat on the highest floor. The flat is pretty decent for a centrally-located flat at 93 sqm and is probably the stack that faces the city considering the amount paid.

The next most expensive in the area is unsurprisingly another new flat that has a lease start date similar to Bendemeer Light – McNair Towers.

Those looking for a relatively new and “cheaper” alternative can turn to City View @ Boon Keng DBSS. The development is slightly closer to Boon Keng MRT and the hawker centre at block 29.

Bendemeer Light blocks top view
City View @ Boon Keng DBSS

For those who prioritise the area and don’t wish to pay top dollar for something new, yet don’t want to buy an HDB that’ll have less than 50 years left when you sell a couple of years down the road, you can go for the older blocks at 4 – 6 Boon Keng Road.

The 4-room flats here still go for below $700,000 and they are huge! Records show that they are about 107-108 sqm. These are even bigger than some of the new 5-room flats!

So where does Bendemeer Light stand in terms of prices? A look at all 4-room flat prices in the past 6 months shows that at $903,000, Bedmemeer Light is within the top 2.28% in terms of most expensive 4-room flats.

The 4-room price is so high that it’s even within the top 7.8% of all 5-room flat prices in Singapore over the same period! The opportunity cost you’d be making when purchasing a 4-room flat here is huge, to say the least.

But if you really look at the transactions, you’ll find that at around $900,000, the 5-room flats are either old, on lower floors of new developments in mature estates, or are in non-mature ones:

PeriodTownFlat TypeAddressFloorSize (Sqm)Remaining LeasePrice
2022-04Bukit Merah5 Room77A Redhill Rd10 To 1211582 Years 07 Months$910,000
2022-04Clementi5 Room114 Clementi St 1304 To 0614261 Years 06 Months$910,000
2022-06Tampines5 Room519D Tampines Ctrl 813 To 1510891 Years 01 Month$910,000
2022-01WoodlandsExecutive419 Woodlands St 4107 To 0917772 Years 10 Months$910,000
2022-06BedokExecutive29A Chai Chee Ave07 To 0914573 Years 04 Months$910,000
2022-06SerangoonExecutive520 Serangoon Nth Ave 404 To 0614769 Years 06 Months$910,000
2022-07HougangExecutive145 Lor Ah Soo07 To 0916061 Years 03 Months$910,000
2022-03BedokExecutive10E Bedok Sth Ave 207 To 0914470 Years 02 Months$908,888
2022-01Queenstown5 Room49 Strathmore Ave10 To 1211083 Years 06 Months$908,000
2022-03Bishan5 Room288 Bishan St 2419 To 2112375 Years 03 Months$908,000
2022-04Queenstown5 Room19 Queen’S Cl10 To 1213373 Years 06 Months$908,000
2022-03Toa PayohExecutive99B Lor 2 Toa Payoh01 To 0314570 Years 01 Month$908,000
2022-07BedokExecutive519 Bedok Nth Ave 110 To 1216256 Years 01 Month$908,000
2022-06Queenstown5 Room83 Strathmore Ave07 To 0912574 Years 02 Months$905,000
2022-05Jurong EastExecutive287A Jurong East St 2116 To 1814275 Years 05 Months$905,000
2022-07TampinesExecutive245 Tampines St 2104 To 0615061 Years 06 Months$905,000
2022-07GeylangExecutive842 Sims Ave01 To 0314262 Years 04 Months$903,000
2022-04Bukit Merah5 Room119D Kim Tian Rd28 To 3011079 Years 06 Months$901,888
2022-05Geylang5 Room415 Eunos Rd 513 To 1514061 Years 06 Months$900,888
2022-01Queenstown5 Room86 Dawson Rd01 To 0310493 Years 08 Months$900,000
2022-02Marine Parade5 Room72 Marine Dr10 To 1212054 Years$900,000
2022-02Tampines5 Room519D Tampines Ctrl 813 To 1510891 Years 05 Months$900,000
2022-03Bukit Batok5 Room194A Bt Batok West Ave 634 To 3611294 Years 04 Months$900,000
2022-03Clementi5 Room425 Clementi Ave 110 To 1211390 Years 06 Months$900,000
2022-03Toa Payoh5 Room138A Lor 1A Toa Payoh04 To 0611089 Years 03 Months$900,000
2022-05Bishan5 Room444 Sin Ming Ave19 To 2112066 Years 10 Months$900,000
2022-05Bukit Timah5 Room5 Toh Yi Dr07 To 0912266 Years 01 Month$900,000
2022-05Tampines5 Room515B Tampines Ctrl 710 To 1211485 Years 08 Months$900,000
2022-06Clementi5 Room114 Clementi St 1301 To 0315461 Years 04 Months$900,000
2022-07Bedok5 Room747B Bedok Reservoir Cres10 To 1210591 Years 02 Months$900,000
2022-07Bishan5 Room303 Shunfu Rd07 To 0912661 Years 09 Months$900,000
2022-07Bukit Batok5 Room296A Bt Batok St 2231 To 3311594 Years 09 Months$900,000
2022-07Bukit Timah5 Room1 Queen’S Rd04 To 0612350 Years 10 Months$900,000
2022-02HougangExecutive853 Hougang Ctrl10 To 1213874 Years 02 Months$900,000
2022-03TampinesExecutive856D Tampines St 8204 To 0615472 Years 09 Months$900,000
2022-03Toa PayohExecutive133 Potong Pasir Ave 101 To 0314961 Years 01 Month$900,000
2022-04ClementiExecutive206 Clementi Ave 610 To 1215561 Years 11 Months$900,000
2022-04Pasir RisExecutive410 Pasir Ris Dr 601 To 0315566 Years 05 Months$900,000
2022-05GeylangExecutive133 Geylang East Ave 113 To 1514664 Years 02 Months$900,000
2022-05HougangExecutive834 Hougang Ctrl04 To 0614769 Years 05 Months$900,000
2022-07TampinesExecutive326 Tampines St 3207 To 0914672 Years 06 Months$900,000
2022-06Bukit Batok5 Room296C Bt Batok St 2219 To 2111394 Years 10 Months$899,800
2022-03Geylang5 Room1 Pine Cl07 To 0911077 Years 04 Months$898,888
2022-01Pasir RisExecutive108 Pasir Ris St 1210 To 1214965 Years 08 Months$898,888
2022-02Jurong EastExecutive285C Toh Guan Rd04 To 0614575 Years 10 Months$898,000
2022-05BedokExecutive94B Bedok Nth Ave 413 To 1514169 Years 11 Months$898,000
2022-01Central Area5 Room642 Rowell Rd25 To 2713861 Years 01 Month$895,000
2022-04Bukit Merah5 Room94 Havelock Rd13 To 1511860 Years 04 Months$895,000
2022-05Bukit Merah5 Room82 Redhill Lane04 To 0612473 Years 06 Months$895,000
2022-06Clementi5 Room416 Clementi Ave 107 To 0911390 Years 03 Months$895,000
2022-02TampinesExecutive856E Tampines St 8207 To 0914772 Years 10 Months$895,000
2022-04TampinesExecutive938 Tampines Ave 501 To 0314665 Years 06 Months$895,000
2022-04WoodlandsExecutive807 Woodlands St 8104 To 0618970 Years 09 Months$895,000
2022-07ClementiExecutive111 Clementi St 1304 To 0614761 Years 07 Months$895,000
2022-07WoodlandsExecutive322 Woodlands St 3210 To 1217270 Years 11 Months$895,000
2022-07Queenstown5 Room56 Strathmore Ave16 To 1811078 Years 11 Months$894,000
2022-03TampinesExecutive944 Tampines Ave 510 To 1214666 Years 02 Months$892,888
2022-03WoodlandsExecutive808 Woodlands St 8110 To 1218970 Years 10 Months$892,000
2022-02Toa Payoh5 Room122 Lor 2 Toa Payoh04 To 0612476 Years 10 Months$890,000
2022-03Marine Parade5 Room29 Marine Cres25 To 2711752 Years$890,000
2022-07Marine Parade5 Room28 Marine Cres13 To 1512651 Years 09 Months$890,000
2022-03BedokExecutive725 Bedok Reservoir Rd04 To 0614261 Years 05 Months$890,000
2022-03Bukit BatokExecutive121 Bt Batok Ctrl10 To 1215562 Years 01 Month$890,000
2022-03ClementiExecutive201 Clementi Ave 601 To 0314962 Years 03 Months$890,000
2022-03HougangExecutive853 Hougang Ctrl01 To 0314374 Years 01 Month$890,000
2022-04ClementiExecutive201 Clementi Ave 601 To 0315062 Years 01 Month$890,000
2022-05BedokExecutive29A Chai Chee Ave07 To 0914573 Years 05 Months$890,000
Source: HDB

Well, you can’t have your cake and eat it – meaning you can’t have all the mutually exclusive benefits and expect to pay a cheap price for it. Those who desire an almost new flat with good views on a relatively high floor in a central location can’t expect to pay the same amount for a 5-room flat and get it too.

So are prices at Bendemeer Light justified?

Our Take

Bendemeer Light blocks

Let’s put it this way – it has good unblocked views, transport links, amenities, and is within walking distance to the Park Connector. For families, it is within 1km of 3 primary schools.

The cons? It’s seemingly a minor one on the surface, but those who drive would find the lack of a link bridge to be quite an annoyance. And if you’re paying top dollar, I think that’s a reasonable expectation! It does not have fantastic facilities either, but then again, it’s not exactly like HDB buyers take this into consideration too.

I do have my reservations about the area around it. While it is convenient, the area does feel too urban, especially since it’s surrounded by roads that see high traffic. Ultimately, this would really depend on what your priorities are. For this price, you can get almost any HDB in Singapore – so really think if the location or view is something you value, otherwise, perhaps there are better alternatives for you.

The sticky point for many would undoubtedly be the price. The views are good no doubt, but there are a lot more options open at this price point too. While it is within convenient reach to multiple amenities around, some may not value the plethora of shophouses nearby. How often would you really visit that artisan cafe in the neighbourhood? If it’s not often at all, this may not be the place for you and surely a lot less if you had to finance a flat here.

The hawker is great – an 8-minute walk away. But many HDB developments have coffee shops or hawkers nearby too – some even within the development! So for those who do prefer a more peaceful and quiet area- perhaps one that’s next to the Park Connector, or not by a major road junction, this would naturally be passed on.

Ultimately, as with most places in Singapore, a central, convenient location is never going to come cheap. So if the location is one that you prioritise most, this would be something for you to look at.

What this means for you

You might like Bendemeer Light if you:

  • • Want good connectivity:It’s close to two MRT – Boon Keng and Bendemeer, both along different lines, providing residents here with great connectivity. It’s also got a lot of bus services plying along the roads outside.
  • • Want a good view:Given the conserved shophouses on the southwest side and lower HDBs on the northeast side, residents staying here can expect good unblocked views for the outer-facing stacks.

You may not like Bendemeer Light if you:

  • • Want to live in a tranquil environment:It’s right next to a major road and a major road junction. Lorries and trucks commonly ply this route too, so it’s not exactly a peaceful place to live in.
  • • Are on a tight budget:The 4-room flats here are around $900,000. At this price, there are many alternatives you can get that may better suit your preferences.
End of Review
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Sean

Sean has a writing experience of 3 years and is currently with Stacked Homes focused on general property research, helping to pen articles focused on condos. In his free time, he enjoys photography and coffee tasting.

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Masked rider
Masked rider

One could argue that all manmade structures are eyesores to begin with, why discriminate against MSCPs 🙂

Stacked Homes
Stacked Homes

Well there is a reason why few desire a MSCP facing. Not just about the structure but the car noise and lack of privacy too.

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